Application period is now closed.

Deadline for completed applications was September 18, 2023.

The Lottery will take place on October 18, 2023, at 6pm on Zoom (info below), and in-person at Hamilton-Wenham Public Library, 14 Union Street, Hamilton, MA.

Following the Lottery, we will have an open application period.

Lottery Info:

Harborlight Homes is inviting you to a scheduled Zoom meeting.

Topic: Maple Woods Lottery

Time: Oct 18, 2023 06:00 PM Eastern Time (US and Canada)

Meeting ID: 894 1949 6579

Passcode: 977862

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About the Property

Providing affordable homes for seniors 62+ years of age in Wenham, MA. Apartments will be one-bedroom with included utilities* (heat, A/C, electricity, water) and free on-site parking.

Homes will have tile bathrooms, large windows, wood-look vinyl plank floors, and new kitchen appliances. Laundry will be available on each floor.

There will be community gardens, a computer room, library, private porches and common lounge areas.

Maple Woods has on-site walking paths adjacent to Conservation Land and is close to downtown Wenham, MBTA commuter rail, and Route 97 and 128.

*Resident responsible for phone, wi-fi, and cable.

Maximum Income Limits Apply at 60% AMI: 1 person $62,340; 2 persons $71,280.

One-bedroom estimated maximum rent is $1,670.


Are single applicants or couples under age 62 eligible?

No, the apartments at Maple Woods are restricted to applicants age 62+.  This includes applicants who have a disability, since there is no disability exception to the age 62 restriction for senior units at this property.

Will there be any 2- or 3-bedroom apartments at Maple Woods?

No, all the apartments at this property are 1-bedroom units, with a maximum occupancy of 2 people.

Are pets allowed?

No, pets are not allowed, but service or emotional support animals are allowed, with medical documentation.

Why are multiple rents listed for the same unit type?

At Maple Woods, apartments will be offered for applicants at two different income levels:  30% AMI and 60% AMI.  AMI stands for Area Median Income, and this is a metric used by HUD to determine income eligibility for affordable housing across the country.  Applicants whose gross annual income is below the maximum amount for 30% AMI units will pay 30% of their gross annual income toward rent, regardless of what that income may be.  For example, if you are a single person whose income is $21,000/year, you would pay $7,000/year toward rent.  For these 30% AMI units, the rents are variable based on income.  Someone making $21,000/year would not pay the same amount as someone making $10,000/year, but they would pay the same percentage.

If your gross annual income places you above the 30% AMI limit, but below the 60% AMI limit, the rent is fixed at a specific amount as listed.  Just like the AMI limits themselves, the rental amounts for 60% AMI units are also determined by HUD on an annual basis.

Income Limits

Rent Limits

What if a member of my household does not have any income?

If you or a member of your household does not receive any income, you must submit a notarized letter of $0 income along with your application.

Is there an asset limit?

In accordance with HUD regulations, there is no asset limit for households seeking apartments at Maple Woods.  As applicable, the higher of the actual income earned from assets, or the imputed income of 0.06% (the current HUD Passbook Savings Rate) of all assets, will be counted as income.  Household assets are calculated at the time of the application.  Assets may include cash, net cash value of stocks, checking and savings accounts, investment accounts, real property, CDs, net cash value of retirement accounts, bonds, and capital investments, etc.

I still own my home, but I’m hoping to move into this development. Can I apply for the lottery?

Yes, you may still own a home and apply for the lottery. However, if selected for an apartment during the lottery process, the affordable unit must be your principal, full-time residence. Residents may not own another home, including owning a home in trust. All homes must be sold (closing complete) prior to leasing a unit at Maple Woods.